CRA19940126 UPDATED Landslide and Erosion Hazard Areas.pdf1 OV
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121 5Ih Avenue North, Edmonds WA 98020
Phone: 425.771.0220 m Fax: 425.771.0221 ® Web: www.eciimrn dkq w
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Critical i ISI eReconnaissance Report
C7riticol Areas rile Alt,rrrrber
Determination
Site Location
Fox Account Number
Property Owner
Applicoot
Critical Areas Present
Site
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C Al 9,94012C;
Study Required
1-246 Viewla;rnct Way, l drnorr s
00729500000700
Jadarr Salinas
Steve Waite (applicantfor BLD20130605)
F-6 Geologically Hazardous Areas
10 Erosion hazard Areos
I Lonrislide l -la ardAreas
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During recent review and inspection of the subject site, it was found that the site may contain (or be
adjacent to) critical areas, including a Geologically Hazardous Area (Erosion Hazard Area), pursuant to
Chapters 23.40 and 23.80 of the Edmonds Community Development Code (ECDC). Cited sections of the
Edmonds Community Development Code (ECDC) can be found on the City of Edmonds website at
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A slope is located on/adjacent to the eastern side of the property, which continues downwards onto the
adjacent property to the east. This slope exceeds 40% according to City LiDAR data. Due to the degree
of the slope on and/or adjacent to the eastern side of the site, it was found that the site contains and/or
is adjacent to a slope that is steep enough to be considered both an Erosion Hazard Area (over 15%
slope) and a Landslide Hazard Area (over 40% slope). A stream may be located approximately 130 feet
east of the subject site. This distance exceeds the largest potential buffer (100 feet) plus the required
15 -foot critical areas buffer. Thus, the site is not subject to critical areas regulations related to streams.
Allowed Activities o
Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.220. Similarly,
certain development proposals may be exempt from Critical Areas requirements (ECDC 23.40.230). If
you have any questions about whether your proposed development qualifies as an allowed or exempt
activity, please contact a Planner for more information.
General - i w ""
Critical Areas Reports identify, classify and delineate any areas on or adjacent to the subject property
that may qualify as critical areas. They also assess these areas and identify any potential impacts
resulting from your specific development proposal. If a specific development proposal results in an
alteration to a critical area, the critical areas report will also contain a mitigation plan. You have the
option of completing the portion of the study that classifies and delineates the critical areas and waiting
until you have a specific development proposal to complete the study. You may also choose submit the
entire study with your specific development application. Please review the minimum report
requirements for all types of Critical Areas which are listed in ECDC 23.40.090.D. There are additional
report requirements for different types of critical areas (see below). Note that it is important for the
report to be prepared by a qualified professional as defined in the ordinance. There are options on how
to complete a critical areas study and an approved list of consultants that you may choose from. You
may contact the Planning Division for more information. General Mitigation Requirements for all Critical
Areas are discussed in ECDC 23.40.110 through 23.40.140.
Erosi'"
eas
It appears that this property contains or is adjacent to an Erosion Hazard Area. Geologically hazardous
areas include areas susceptible to erosion, land sliding, earthquake, or other geological events. They
pose a threat to the health and safety of citizens when incompatible development is sited in areas of
significant hazard. Such incompatible development may not only place itself at risk, but also may
increase the hazard to surrounding development and use.
Erosion Hazard areas include Alderwood and Everett series soils on slopes of 15 percent or greater,
among others. Landslide Hazard Areas are further defined in ECDC 23.80.020.A. In addition to the
general requirements for Critical Areas reports referenced above, specific Critical Area report
requirements for Erosion Hazard Areas (which are one of the Geologically Hazardous Areas) are
Note that Stable Erosion Hazard Areas may have limited report requirements at the director's
discretion. At 3 minimum,erosion and sediment controlprepared in with the
compliance
requirements in . Chapter 18.30 shall be required.
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Development is restricted within an Erosion Hazard Area and must meet additional criteria. For erosion
hazard areas with suitable slope stability, an erosion and sediment control plan prepared in compliance
ECDC1A.30vviUbeconsideredtomeettheCridca|Aneaa"StudyRequired"determination. The
determination of "suitable slope stability" will be made by both the Planning and Engineering divisions
ofthe City ofEdmonds. |nareas where the slope stability ionot suitable, projects withinEnoxionHazard
Areas will require a report by a licensed Geotechnical Engineer or other qualified professional. Note
that it is important for the report to be prepared by a qualified professional as defined in the ordinance.
Report requirements are given in ECDC 23.80.050, and more generally in ECDC 23.40.090.D.
Development standards are given inECDC23.8U.O60and 23.8O.U70.
Landslide 1--1 azar0 A
reas
It appears that this property contains and/or is adjacent to a Landslide Hazard Area. Geologically hazardous
areas include areas susceptible to erosion, land sliding, earthquake, orother geological events. They pose a
threat to the health and safety of citizens when incompatible development is sited in areas of significant
hazard. Such incompatible development may not only place itself at risk, but also may increase the hazard to
surrounding development and use.
Development is restricted within a Landslide Hazard Area and its buffer. Projects that will intrude into these
areas will require areport byalicensed Geotechnical Engineer. The criteria that are applied depend onthe
amount that the buffer |areduced. The buffer can bereduced toaminimum often (1U)feet (with an
additional 15' building setback per ECD[23.40.l8O) if report is prepared that meets the standards listed in
ECDC2I8O.0SO. The alteration must also meet the requirements listed ECDC23.8O.06O. In addition,
proposals to reduce the buffer to less than ten (10) feet must comply with the design standards listed in
E[DC23.88.O7O.A.l
Determination:
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This review applies to the entire subject parcel. Depending on the location and project proposed
relative to the identified critical areas, certain studies and reports may be required. Please contact
the Planning Division at 425.771.0220 if and when you have a specific development proposalfor this
site in order to discuss the various permits that will be required. Please note that tree removal on sites
containing, critical areas may first require a tree cutting permit, and the illegal removal of trees may
result in penalties and steep fines (ECDC 18.45.070, ordinance #3828).
Jen Machuga, Associate Planner
October 7,2O1]
Signature,,,,,"' Date